30 January 2024 · Planning Committee
Grenaby House, Grenaby, Ballasalla, Isle Of Man, IM9 3bd
The proposal involves refurbishing the existing two-storey historic farmhouse at Grenaby House and adding substantial two-storey extensions to both sides (recessed by 1.65m from the front), a rear extension forming an L-shaped wing, a rear dormer, internal remodelling, a stone triple garage, open implement store, bonde…
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The proposals were approved despite comprising a 176% floorspace increase far exceeding the 50% threshold in Housing Policy 15 for traditional countryside dwellings, as exceptional circumstances justi…
Spatial Policy 5
Requires development in countryside only per General Policy 3 exceptions. Assessed as compliant due to exceptional circumstances for extensions to historic traditional dwelling despite not fitting standard criteria.
Strategic Policy 5
Addresses design and visual impact. Extensions deemed high quality, respecting form/vernacular, with limited landscape harm due to screening and recessed design.
General Policy 2
General development considerations. Proposal acceptable for visual quality, materials to be conditioned, and overall amenity.
General Policy 3
Exceptions to countryside development. Does not accord with defined exceptions but justified exceptionally via Housing Policy 15 for traditional dwelling restoration.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion/form/appearance; over 50% only in exceptional cases. 176% increase accepted exceptionally due to historic merit, poor condition, design quality, and 2014 precedent.
Environment Policy 1
Protection of countryside. Limited visual impact due to site containment and screening.
Environment Policy 3
Safeguard woodland of high amenity value. Mature boundary hedgerows/trees retained.
Environment Policy 4
Protection of species/habitats. Bat survey confirmed transitory roosts; mitigation via boxes, lighting condition, and statutory advice required.
Environment Policy 5
Mitigation against habitat damage/loss. Comprehensive landscaping with enhancements (bat boxes, re-wilding, orchard) approved subject to condition.
Environment Policy 10
Development and flood risk. FRA measures conditioned following FRM satisfaction.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
Prior to the commencement of above ground works, full details of all materials to be used in the external finishes of the dwelling shall be submitted to the Department for approval. The development shall thereafter be undertaken in accordance with the approved.
Windows and doors details
Details of the windows and doors at a scale of 1:20 are to be submitted to and approved in writing by the Department. Thereafter, the windows and doors are to be installed in accordance with the approved details.
Landscaping scheme
All hard and soft landscaping works within the site shall be undertaken in full accordance with the approved landscaping plan (drwg. No. 298/024) and the accompanying technical specification document. This shall include all ecological enhancements noted on the approved plan. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Ecologically sensitive lighting
No permanent external lighting shall be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. The lighting scheme shall therefore be undertaken in accordance with the approved details.
Flood risk mitigation
The development shall be undertaken in full accordance with the mitigation and flood risk prevention measures outlined in the approved Flood Risk Assessment received 19.01.2024.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Garage for parking use only
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. The garage shall not be used for any other purpose without prior consent of the Department in writing.
No further development without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
No objection
Acceptable; no significant negative impact upon highway safety, network functionality and/or parking; do not oppose
Content with landscaping plan and bat mitigation subject to conditions; advise on re-wilding management
No objections provided no adverse effect on adjacent watercourse and no lighting directed onto river
Multiple consultees including DEFA Registered Buildings Officer, Ecosystem Policy Team, DOI Highways, Manx National Heritage, Manx Utilities, and DEFA Fisheries provided responses, generally raising no objection subject to specific conditions related to heritage preservation, bat…
Key concern: Negative impact on historic building character and potential loss due to deterioration
Tom Sinden – Assistant Registered Buildings Officer
Conditional No ObjectionI have no objection to the application, as in my view the survival of the historic building outweighs the harm.; The applicant is urged to retain as much of the existing historic fabric as possible.
Conditions requested: Details of the external wall finish of the existing dwelling are to be submitted to and approved in writing by the Department. Thereafter, the walls are to be finished in accordance with the approved details.; Details of the windows and doors at a scale of 1:20 are to be submitted to and approved in writing by the Department. Thereafter, the windows and doors are to be installed in accordance with the approved details.
Sophie Costain, Ecosystem Policy Officer, DEFA
Conditional No ObjectionThe applicant must get statutory written advice from the DEFA Ecosystem Policy Team prior to any works commencing, in line with sections 9 and 10 of the Wildlife Act 1990.
Conditions requested: No works to commence, including demolition and clearance, unless a bat mitigation plan has been submitted to Planning for written approval.; No permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.; No works, including site clearance, to take place unless a landscaping and land management plan has been submitted to Planning and approved in writing.
Sophie Costain, Ecosystem Policy Officer, DEFA
Conditional No ObjectionThe applicant must therefore still get statutory written advice from the DEFA Ecosystem Policy Team prior to any works commencing, in line with sections 9 and 10 of the Wildlife Act 1990.
Conditions requested: Landscaping to be undertaken in accordance with the Proposed Landscaping Plan and the Landscaping Planting and Maintenance plan, both dated November 2023.; Works to be undertaken in line with the bat mitigation measures detailed in the Manx Bat Group’s bat survey dated 20th August 2023 and with the Proposed Landscaping Plan.; No permanent external lighting to be installed unless a sensitive low level lighting plan, following best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
DOI Highways Development Control
No CommentRequest further alterations/information.
Highway Services HDC, Richard Webster
No ObjectionHDC do not oppose (DNO) the application.
Conditions requested: A s109(a) highway agreement will be required for the connections from the site accesses to the carriageway on the adopted highway.
Manx National Heritage, Erica Spencer
Conditional No ObjectionPotential for roosting bats or nesting birds including swallows
Conditions requested: Preliminary assessment for roosting bats prior to determination; Bat surveys in accordance with Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016); Check for nesting birds prior to works outside breeding season (31st March to 31st August)
Manx National Heritage, Erica Spencer
No ObjectionI have seen the survey and am therefore happy that bats are no longer a concern with this planning application.
Manx Utilities
No ObjectionManx Utilities would like to remove our objection to this application.
Conditions requested: Agreed working practices around our equipment
DEFA Fisheries, Richard Long
Conditional No ObjectionProximity to watercourse risking pollution; Valuable migratory fish spawning ground
Conditions requested: Precautions to reduce possibility of harmful materials such as concrete or washings entering the river.; No direct exterior lighting be directed onto the river.
